Executive Condominiums, or ECs for short, are a public-private property hybrid designed for sandwich class Singaporeans who earn too much to BTO yet too little to afford non-landed private properties.
ECs are developed and built by private developers (so they look and feel just like private condos) but are sold by the Housing & Development Board (HDB) at a cheaper, subsidised price for eligible buyers.
Recently, there has been a flurry of record EC site bids at Tengah and Tampines. And Parc Greenwich at Fernvale Lane sold 65% of its units on its launch weekend. It’s safe to say demand for ECs are alive and well.
However, when it comes to ECs, the common belief is that there is a location tradeoff. For a more affordable price tag, they’re built out of the way. Is this true? Let’s find out.
Executive Condos (ECs): Value-for-money but ‘ulu’ Location?
ECs are known for being value buys in the property market, often with good capital appreciation should you decide to sell it later. That’s because you are essentially buying what will eventually become private property (after 10 years) while enjoying subsidies from HDB.
So how does HDB keep prices low? One way is by launching ECs in less-than-prime locations. Usually, EC sites are in suburban areas and slightly further away from the town centre or nearest MRT station. As such, ECs often do not benefit from the ‘MRT effect‘.
This is true… Or at least true when they’re first launched. Ecs may not be the most accessible in your first few years of living there, but nearby amenities may start popping up in time to come.
Here’s a table of ECs which are near existing and upcoming MRT stations. This table was powered by PropertyGuru Datasense.
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List of ECs near MRT stations (500m or less)
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Nearest MRT station
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Parc Canberra
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NS12 Canberra MRT Station (0.5 km)
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Riverparc Residence
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CP3 Riviera MRT Station (0.3 km) for the future Cross Island Line (CRL)
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Prive
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CP4/NE17 Punggol MRT Station (0.5 km)
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1 Canberra
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NS12 Canberra MRT Station (0.5 km)
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The Brownstone
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NS12 Canberra MRT Station (0.4 km)
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The Visionaire
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NS12 Canberra MRT Station (0.5 km)
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Esparina Residences
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NE15 Buangkok MRT Station (0.3 km)
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Westwood Residences
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JW1 Gek Poh MRT Station (0.5 km) for the future Jurong Region Line (JRL)
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Eastvale
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CP1/CR5/EW1 Pasir Ris MRT Station (0.5 km)
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The Esparis
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CR4 Pasir Ris East MRT Station (0.2 km) for the future Cross Island Line (CRL)
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Hundred Palms Residences
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CR9 Serangoon North MRT Station (0.4 km) for the future Cross Island Line (CRL)
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Parc Life
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NS11 Sembawang MRT Station (0.5 km)
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Citylife@Tampines
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DT32/EW2 Tampines MRT Station (0.5 km)
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The Eden At Tampines
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DT33 Tampines East MRT Station (0.5 km)
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Woodsvale
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NS10 Admiralty MRT Station (0.5 km)
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Nuovo
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NS15 Yio Chu Kang MRT Station (0.4 km)
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Whitewater
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CP2 Elias MRT Station (0.5 km) for the future Cross Island Line (CRL)
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Yew Mei Green
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NS5 Yew Tee MRT Station (0.5 km)
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The Rainforest
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JS2 Choa Chu Kang West MRT Station (0.2 km) for the future Jurong Region Line (JRL)
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Inz Residence
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JS2 Choa Chu Kang West MRT Station (0.2 km) for the future Jurong Region Line (JRL)
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The Tampines Trilliant
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EW2/DT32 Tampines MRT Station (0.5km)
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Windermere
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NS5 Yew Tee MRT Station (0.4 km)
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The Quintet
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NS5 Yew Tee MRT Station (0.4 km)
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Simei Green Condominium
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DT34 Upper Changi MRT Station (0.4 km), EW3 Simei MRT Station (0.5 km)
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The Floravale
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JW1 Gek Poh MRT Station (0.3 km), JW2 Tawas MRT Station (0.5 km) for the future Jurong Region Line (JRL)
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7 Non-Ulu ECs That Are near MRT Stations
While new ECs are typically inaccessible, there are many resale ECs that are only a few years old and already very conveniently located. If you’re currently considering EC properties, here are seven resale ECs that are within walking distance to an MRT station.
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1. The Brownstone
- TOP: 2017
- District: 27
- Nearest MRT: Canberra MRT (NSL)
- Distance to nearest MRT: 400m
- Price: $895,000 to $1,080,000
The Brownstone is a 638-unit EC in Canberra that is within a short walking distance to Canberra MRT. You will also be in close proximity to the new neighbourhood centre at Canberra Plaza that is integrated with a myriad of amenities: An event plaza, supermarkets, restaurants, food courts and enrichment centres.
With the upcoming developments in the North like Bukit Canberra and Woodlands Health Campus, The Brownstone is your gateway to the rejuvenated North region.
Will Canberra MRT Kickstart A Property Fairytale?
Read more here.
The Brownstone is also just opposite Parc Canberra, which is only slight further away from Canberra MRT.
Browse all The Brownstone units for sale on PropertyGuru.
2. Esparina Residences
- TOP: 2013
- District: 19
- Nearest MRT: Buangkok MRT (NEL)
- Distance to nearest MRT: 300m
- Price: $968,000 to $1,550,000
Esparina Residences is a 573-unit EC tucked away in the up-and-coming Buangkok area. Being just four minutes’ walk away from Buangkok MRT is only one of the benefits of staying at Esparina Residences. Those living at Esparina Residences can also enjoy the convenience of living near Hougang Green Shopping Mall, Hougang Green Food Centre and Punggol Park.
What’s more, the upcoming integrated development at Sengkang Grand Residences will bring the level of convenience for Esparina Residences up a notch with the new transport hub, hawker centre and Sengkang Grand Mall.
Browse all Esparina Residences units for sale on PropertyGuru.
3. Yew Mei Green
- TOP: 1997
- District: 23
- Nearest MRT: Yew Tee MRT (NSL)
- Distance to nearest MRT: 500m
- Price: $923,888 to $1,168,888
Yew Mei Green is a 712-unit EC located in District 23, in the heart of Yew Tee. This EC is strategically located near to every basic amenity that you will need, from schools to supermarkets to shopping malls.
It also comes with plenty of facilities within the EC such as a swimming pool, clubhouse and tennis court for residents to enjoy. Having TOP-ed in 1997, Yew Mei Green is one of those old but gold ECs that will put you within a short walk to the MRT.
Browse all Yew Mei Green units for sale on PropertyGuru.
4. 1 Canberra
- TOP: 2015
- District: 27
- Nearest MRT: Canberra MRT (NSL)
- Distance to nearest MRT: 500m
- Price: $920,000 to $2,388,000
1 Canberra is among the handful of ECs that have mushroomed in Sembawang since the government announced plans to develop the Canberra region.
Just like The Brownstone, 1 Canberra enjoys the accessibility to Canberra MRT as well as retail malls like Canberra Plaza and Sembawang Shopping Centre. Those who enjoy living near nature will also appreciate the nearby Yishun Neighbourhood Park, which is a stone’s throw away from 1 Canberra.
Browse all 1 Canberra units for sale on PropertyGuru.
5. Windermere
- TOP: 1997
- District: 27
- Nearest MRT: Yew Yee MRT (NSL)
- Distance to nearest MRT: 400m
- Price: $980,000 to $1,800,000
Built in 2000, Windermere is a multi-block 395-unit EC in District 27 by CapitaLand Residential. As an EC, Windermere offers plenty of facilities for residents to relish. Besides the usual swimming pool, gym, tennis court and clubhouse, Windermere has a jacuzzi, jogging track and playground that promises loads of fun family time for you and your kids.
Windermere’s location is in the same vicinity as Yew Mei Green. This puts it a few streets away from the nearby Yew Tee Point and Yew Tee MRT. There are also small pockets of parks that residents can indulge in for their daily exercise.
Browse all Windermere units for sale on PropertyGuru.
6. Nuovo
- TOP: 2001
- District: 20
- Nearest MRT: Yio Chu Kang MRT (NSL)
- Distance to nearest MRT: 400m
- Price: $1,838,000 (at the time of writing, there was only one Nuovo unit for sale)
Nuovo is a 297-unit EC in Yio Chu Kang that is just 400m away from Yio Chu Kang MRT. Its location is in the middle of various amenities including Link@AMK, Ang Mo Kio 628 Market, Thye Hwa Kwan Hospital and Yio Chu Kang Stadium. There are also plenty of educational institutes that will cater to families with kids and teens:
- Anderson Primary School
- Anderson Secondary School
- Yio Chu Kang Secondary School
- Anderson Junior College
- ITE College Central
- Nanyang Polytechnic
- Singapore Institute of Technology @ NYP
Browse all Nuovo units for sale on PropertyGuru.
7. The Tampines Trilliant
- TOP: 2011
- District: 18
- Nearest MRT: Tampines MRT (EWL)
- Distance to nearest MRT: 500m
- Price: $1,088,000 to $1,580,000
The Tampines Trilliant is one of the few ECs in the East that is near the East-West Line (EWL). This 670-unit EC developed by Sim Lian is a charming EC that puts you close to the heart of Tampines. It is also one of the newer ECs in a mature estate like Tampines without feeling like you are living on the outskirts of Tampines.
Apart from the location, The Tampines Trilliant also comes with unique facilities like a library, sauna, spa pool and playground that puts the icing on the cake for homebuyers.
Browse all The Tampines Trilliant units for sale on PropertyGuru.
Other ECs Within 1km of MRT Stations
Living within 500m away from the nearest MRT station reduces the time you spend on your daily commute and can improve your quality of life. That being said, it does come at a price premium: the closer you stay to the MRT, the more expensive the EC (and any other property, really) gets.
If you’re on a tight budget, you may want to expand your search to within 1km from the nearest MRT station. 1km is still reasonably near – in our opinion, anyway – and would be the equivalent of a 15-minute walk or two to three bus stops.
Here are other ECs between 500m to 1km away from the nearest MRT station. Browse all available listings for sale on PropertyGuru here:
- Parc Canberra
- Simei Green
- The Quintet
- CityLife @ Tampines
- The Rainforest
- Eastvale
- The Eden @ Tampines
- Prive
- SkyPark Residences
- The Visionaire EC
- Woodsvale
- Ecopolitan
- Bishan Loft
- Twin Waterfalls
- Parc Life EC
- Westmere
- Ola EC
- Northoaks
- The Dew
- Summerdale
- Belysa
Also, if you’re interested in buying an EC, check out this list of freshly MOP-ed resale ECs 2020-21 or browse all executive condo units for sale on PropertyGuru.
For more property news, content and resources, check out PropertyGuru’s guides section.
Looking for a new home? Head to PropertyGuru to browse the top properties for sale in Singapore.
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